Collin Value

2201 Poppy Valley Ln, Melissa, TX 75454

3,191 sqft, built 2021, in Meadow Run Phase 2. Appraised at $503,213 for 2026.

Collin County account 2814706

In line with similar homes

8 similar homes nearby support a value at or above your county value.

Appraised value$503,213
Similar homes$507,560
No gap: similar homes are at or above the county value · bars start at $0

How sure: High · 8 similar homes (5 shown below) · public records only

Appraised value
$503,213
Tax year 2026
Living area
3,191 sqft
$158 per sqft
Year built
2021
Homestead
Yes
Owner-occupied exemption on file

What we found

Unequal assessment

Weak

3 of 8 similar homes are assessed lower per square foot. Their similarity-weighted median is $159.05/sqft, but land is valued apart from the home, and some of them have less land value per square foot of home than yours, which counts as $136,500. Counting your land in place of theirs where theirs is less, they support a value of $507,560.

Compare this assessment

Start with the county value and property facts, then review appraisal comps, recent sales, and prior-year changes to decide whether the assessment is worth challenging. The comps on this page are free to review; email sign-in is only used to save a printable report.

For nearby context, browse ZIP 75454 and Meadow Run Phase 2 assessment pages.

Protest deadline

The 2026 protest deadline was . The 2027 protest deadline is . 2027 notices usually arrive in April.

Deadline rule: May 15, or 30 days after your notice of appraised value is mailed, whichever is later. A deadline on a weekend or holiday moves to the next business day. Evidence is reviewed by the Appraisal Review Board (ARB). Dates checked against the official source.

Assessment snapshot

These public CCAD records highlight what may be worth checking before you file.

  • Assessment changeThe appraised value decreased 7.4% from $543,382 in 2025 to $503,213 in 2026.
  • Appraised value per square footThe current public record shows about $158 per square foot before any comparable-property adjustments.
  • Nearby comparison areaThis page starts the equity review with public records for the Meadow Run Phase 2 neighborhood and ZIP 75454.
  • Neighborhood value signalAmong 284 residential records in the same neighborhood, the average appraised value is about $178 per square foot.
  • Area year-over-year signalNearby residential records with prior-year values moved about -7.0% on average.

Comparable assessments

Showing 5 of the 8 similar homes in this property's equity comparison, from public appraisal records.

  • 4003 Cloverleaf Trl, Melissa, TX 75454
    3,192 sqft | $159/sqft | built 2021 | Similar size (3,192 vs 3,191 sqft); Built same year (2021); Similar lot size (9,104 vs 9,365 sqft)
    $507,680
  • 2239 Lantana Dr, Melissa, TX 75454
    3,192 sqft | $159/sqft | built 2021 | Similar size (3,192 vs 3,191 sqft); Built same year (2021); Similar lot size (9,104 vs 9,365 sqft)
    $507,680
  • 2229 Lantana Dr, Melissa, TX 75454
    3,144 sqft | $162/sqft | built 2021 | Similar size (3,144 vs 3,191 sqft); Built same year (2021); Similar lot size (9,452 vs 9,365 sqft)
    $508,170
  • 3919 Honeycomb Holw, Melissa, TX 75454
    3,191 sqft | $158/sqft | built 2021 | Similar size (3,191 vs 3,191 sqft); Built same year (2021); Similar lot size (9,016 vs 9,365 sqft)
    $503,126
  • 2305 Primrose Trl, Melissa, TX 75454
    3,224 sqft | $165/sqft | built 2021 | Similar size (3,224 vs 3,191 sqft); Built same year (2021); Similar lot size (9,713 vs 9,365 sqft)
    $530,593

Recent comparable sales

Sales selected by similarity to the subject property. Texas is a non-disclosure state, so these MLS-listed sales are supplemental evidence.

  • 2703 Potomac Dr, Melissa, TX 75454
    August-27-2026 | 3,212 sqft | $223/sqft | built 2023 | Similar size (3,212 sqft); Similar age (2023); Sold after the valuation date
    $715,000
  • 4015 Cloverleaf Trl, Melissa, TX 75454
    October-2-2026 | 2,919 sqft | $171/sqft | built 2021 | 8% size difference (2,919 sqft); Similar age (2021); Sold after the valuation date
    $499,900
  • 3407 Wild River Ct, Melissa, TX 75454
    October-1-2026 | 3,430 sqft | $189/sqft | built 2026 | 8% size difference (3,430 sqft); Moderate age difference (5 years newer); Sold after the valuation date
    $649,483
  • 3205 Malcolm Rd, Melissa, TX 75454
    August-28-2026 | 3,024 sqft | $157/sqft | built 2023 | 5% size difference (3,024 sqft); Similar age (2023); Sold after the valuation date
    $475,000
  • 3521 Abingdon Ave, Melissa, TX 75454
    September-21-2026 | 3,061 sqft | $173/sqft | built 2022 | Similar size (3,061 sqft); Similar age (2022); Sold after the valuation date
    $531,000

Public appraisal comparison for 2026. Prepared . Appraisal source: Collin Central Appraisal District. Sales data checked in this snapshot: . Matches consider available size, age, location and property characteristics. How comparisons work.

Value history

Down 7.4% in 2026 from 2025.

Appraised value by tax year, with the change from the previous year listed
Tax yearAppraised valueChangeChange %
2026$503,213−$40,169−7.4%
2025$543,382−$815−0.1%
2024$544,197−$20,803−3.7%
2023$565,000——
3-year total−$61,787−10.9%